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1. Definition of the area and data structure
Actual location: Azizi Riviera 45 is located in Al Merkadh, within the Meydan One Community master project. This is confirmed by DLD data: these values of area_name_en and master_project_en are returned for all completed transactions in DLD_transactions. The assessment is based on 1 bedroom apartments (room_filter: 1, DLD rooms_en: ‘1 b/r’).
Data availability: in total, 49 sale transactions (Residential, Unit, Flat) for 1BR apartments in the building have been recorded, which is sufficient for a confident dynamic price analysis. There is no data on lease contracts (at the building level, master project level, or even for 1BR in the area): not a single confirmed comprehensive lease contract for 1 bed room in Azizi Riviera 45 and nearby buildings of the complex has been registered in DLD_rent_contracts, although more than 26,000 contracts of all apartment types are recorded in Al Merkadh. Therefore, the section on rent and ROI will be limited to qualitative commentary only.
2. Transactions and liquidity for the building
For 1BR apartments in Azizi Riviera 45, the largest volume of transactions occurred at the end of 2022 (32 deals in Q4 2022), which is typical for the launch / handover phase in new residential complexes. Subsequently, transactions have been distributed more evenly — around 2–3 deals per quarter up to the present moment (2024–2025), which indicates some presence of secondary market activity, while the core turnover was formed by the initial bulk primary sales.
3. Price dynamics and price level per square meter
Average sale price per square meter (only valid transactions, area filter 30–100 m²) for 1BR in Azizi Riviera 45 by quarter:
– Sales peak — Q4 2022: average 18,008 AED/m².
– Q4 2023: decrease to ~15,662 AED/m².
– Fluctuations in 2024: from 12,960 to 17,224 AED/m².
– Q1 2025: 13,218 AED/m², Q2 and Q4 2025: renewed growth towards 19,000 AED/m².
The overall trend is a high price and volume at the launch stage, followed by some decline and mixed volatility. It is important to note that over the last 12 months (approximately Q3–Q4 2024 + Q1–Q2 2025) the building’s quarterly averages have ranged between 13,200–19,000 AED/m².
For comparison: in Al Merkadh (same filter: 1BR, Residential, Unit, Flat, area 30–100 m²) the average values over the last 4 quarters are consistently higher — over the past year they have steadily remained in the 19,800–21,400 AED/m² corridor, with a local peak of just over 21,400 AED/m² in Q4 2024 and a slight upward trend in the most recent periods.
Comparison: at the moment, 1BR apartments in Azizi Riviera 45 (based on the latest sales) are cheaper than the area average by -20%…-30%. The most recent transactions in the building show a price_psm approaching the wider area level, but the majority of deals are still closing at a lower average price.
4. Rental benchmarks and ROI
There is no data on rental contracts for 1BR apartments in Azizi Riviera 45, across the entire Azizi Riviera complex, or even for this unit type in the area (0 contracts with confirmed area and rate). Consequently:
– It is impossible to determine an average market rental rate per m² (rent_psm) for the building, the complex, or the area based on DLD contracts.
– Gross ROI and net ROI also cannot be calculated for this asset (there is no reliable basis for building a yield analysis).
– It is impossible to determine a fair “for investor” price range (rent_psm / 0.08 and rent_psm / 0.07), as there is no up-to-date database of rental rates.
5. General assessment of liquidity and prospects
Azizi Riviera 45 shows good liquidity at the market entry stage: almost 50 transactions for 1BR apartments were recorded over a short launch period, and there is still some ongoing secondary resale activity (2–3 deals per quarter). The building’s average prices over the last 12 months are noticeably below the area averages, even taking into account the latest spikes.
There is potential price upside in the building: if the discount versus the area persists (and based on recent transactions it stands at 15–30%), then with further growth of the wider area and the maturation of the location, the potential for price appreciation is evident. However, a potential investor/owner must take into account that rental benchmarks and real yield cannot be reliably assessed using DLD data alone — there are too few (or no) current rental contracts for such units. A formal assessment of investment attractiveness based on DLD is impossible: any conclusions about returns would be based on assumptions rather than confirmed figures.
Conclusion: Azizi Riviera 45 is a liquid and actively traded building of the new wave of the Al Merkadh project, with 1BR prices below the area average, but in the absence of DLD rental data, ROI calculation is not feasible. To prepare an investment yield model, it will be necessary to use additional (non-DLD) sources for rental rates.
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